Department of Community Planning & Economic Development 250 South 4th Street, Room 300 Minneapolis, MN 55415-1385 MEMORANDUM To: City Planning Commission, Committee of the Whole Prepared By: Peter Crandall, City Planner, (612) 673-2247 Date: June 15 th, 2017 Subject: General Mills Site SITE DATA Existing Zoning Lot Area Ward(s) 3 Neighborhood(s) Designated Future Land Use Land Use Features Small Area Plan(s) I1 District Industrial Living Overlay District 110,703 square feet / 2.54 acres Marcy Holmes Transitional Industrial Community Corridor (University Ave SE) Activity Center (East Hennepin) Marcy Holmes Neighborhood Master Plan (2014) St. Anthony Falls Historic District Design Guidelines (2012) The proposed project site occupies an entire city block and is located in the Marcy Holmes Neighborhood within the bounds of the East Hennepin Activity Center. The block is bounded to the north by University Avenue SE, an adopted Community Corridor in the Minneapolis Comprehensive Plan. Existing zoning on the site is currently the I1 Light Industrial District and the Industrial Living Overlay District. The site today is occupied by a surface parking lot. The site is also located within the St. Anthony Falls Historic District which was designated as a local and national historic district in 1971. PROJECT DESCRIPTION The proposed project is a full block residential development consisting of a 20-story tower and a 6-story L- shaped structure surrounding a parking garage with 1 level of underground parking and 1 level of at-grade parking. The tower fronts along University Avenue SE, while the 6 story structures front along 3 rd Avenue SE and 2 nd Street SE. The structure is lined on the 3 rd Avenue SE, 2 nd Avenue SE, and 3 rd Street SE elevations with walk-up townhomes. The building is set back on all sides approximately 9 feet from the property line and approximately 15 feet from the public right of way. The total number of proposed residential units is 359. There are 13 townhomes, 139 apartments in the 6 story structure and 207 apartments in the 20 story tower. In addition to the landscaping around the perimeter of the site, the project is proposing a significant amount of outdoor amenities available to the residents. These include an outdoor pool, outdoor spa, grilling stations, putting green, bocce ball, fire pits, gathering spaces, and two private pocket parks at grade level.
Department of Community Planning and Economic Development Proposed building materials include brick and stone with secondary metal panel materials at the upper portions of the building and in the building recesses. The parking structure will be accessed from two points. The at-grade parking level is proposed to be accessed via an existing curb cut at 2 nd Avenue SE. The underground level of parking will be accessed from a new curb cut at 3 rd Avenue SE. The total number of proposed parking stalls is 437. The total number of proposed curb cuts would remain the same at 3. A third curb cut is proposed on the 3 rd Avenue SE elevation to access a loading bay. The principal entrance to the residential tower is proposed at the corner of University Ave SE and 2 nd Avenue SE, with a second entrance to the 6-story residential structure at the opposite corner of 2 nd Street SE and 3 rd Avenue SE. APPLICATIONS Based on staff s preliminary review, the following land use applications have been identified: 1. Conditional Use Permit for a Planned Unit Development 2. Variance to increase the maximum floor area ratio from 3.78 to 4.45 Additional applications may be required, depending on the plans that the applicant formally submits. In addition to the identified land use applications the project will require a Certificate of Appropriateness from the Heritage Preservation Commission for its adherence to the adopted design guidelines contained in the St. Anthony Falls Historic District Design Guidelines. APPLICABLE POLICIES The proposed future land use designation in the Marcy Holmes Neighborhood Master Plan for this site is highdensity residential. The site is located within the Riverfront Character Area which, as defined by the plan, extends from Central Avenue SE along the riverfront to Dinkytown, and extends into the neighborhood up to 4 th Street SE. Relevant policy recommendations for the Riverfront Character Area include: Create a neighborhood-oriented experience and environment along University Avenue SE and 2nd Street SE. Create general redevelopment guidelines to prepare for remotely possible land use changes at General Mills, Metal-Matic, W.D. Forbes, and the white grain elevators. Encourage infill development with green space, a mix of housing types, and connectivity with the Mississippi River. Locate taller buildings to capture views and minimize shadows. The St. Anthony Falls Historic District Design Guidelines contain specific recommendation for this area. Relevant policy guidance from that plan includes: Incorporate traditional facade articulation techniques in a new design. Use these methods: A tall first floor Vertically proportioned upper story windows Window sills and frames that provide detail Horizontal expression elements, such as canopies, moldings and cornices Vertical expression features, such as columns and pilasters A similar ratio of solid wall to window area Maintain the traditional size of buildings as perceived at the street level. The overall height of a new building shall be compatible with the character area. A building height that exceeds the height range established in the context will be considered when: It is demonstrated that the additional height will be compatible with adjacent properties, within the character area as a whole, and for the historic district at large. Taller portions are set back significantly from the street. 2
Department of Community Planning and Economic Development Access to light and air of surrounding properties is respected. Key views are maintained. Position taller portions of a structure away from neighboring buildings of lower scale. Locate the taller portion of a new structure to minimize looming effects and shading of lower scaled neighbors, especially when adjacent to smaller historic structures. Taller portions of a building should be compatible and not loom over adjacent buildings at any time. Provide variation in building height in a large development. Building materials shall be similar in scale, color, texture and finish to those seen historically in the context. Contemporary materials that are similar in character to traditional ones will be considered. The site is located within the University Avenue Transition Area, as identified by the plan. Specific and relevant guidance for this area contained within the design guidelines includes: In University Avenue Transition Area, the maximum building height should not exceed eight stories. Arrange tall building masses to allow views and access through to the river and views to the mills. 3
GENERAL MILLS 215 SECOND STREET SE ~ MINNEAPOLIS, MN COMMITTEE OF THE WHOLE REVIEW: JUNE 5, 2017 SITE MAP PROJECT TEAM SHEET INDEX DESIGN NARRATIVE GROSS FLOOR AREA UNIT COUNTS Owner/Developer: Doran Development, LLC 7803 Glenroy Road Bloomington, MN 55349 Ph: 612-288-2000 Architect: Doran Architects, LLC 7803 Glenroy Road Bloomington, MN 55349 Ph: 612-288-2000 Landscape: Alliant Engineering, Inc. 233 Park Avenue South, Suite 300 Minneapolis, MN 55415 Ph: 612-758-3080 PROJECT PROPOSED LAND USE SITE INFORMATION BUILDING INFORMATION Contractor: Doran Construction Company, LLC 7803 Glenroy Road Bloomington, MN 55349 Ph: 612-288-2000 Attorney: Doran Companies Attn: Legal Department 7803 Glenroy Road Bloomington, MN 55349 Ph: 612-288-2000 Civil: Alliant Engineering, Inc. 233 Park Avenue South, Suite 300 Minneapolis, MN 55415 Ph: 612-758-3080 CURRENT ZONE: I1 - INDUSTRIAL OVERLAY DISTRICT: INDUSTRIAL LIVING OVERLAY DISTRICT LOT AREA: 110,703 SF PARKING COUNTS REQUIRED PER UNIVERSITY OVERLAY DISTRICT.5 STALLS PER BEDROOM 1 BIKE SPACE PER BEDROOM PROPOSED LEVEL 1 P1 TOTAL 171 STALLS 266 STALLS 437 STALLS SHEET NUMBER T0-0 COVER SHEET SHEET INDEX SHEET NAME A0-1 SITE A0-2 SITE CONTEXT PHOTOS A0-3 SHADOW STUDY A0-4 LANDSCAPE PLAN A0-5 LANDSCAPE PLAN - AMENITY DECK A1-0 P1 A1-1 LEVEL 1 A1-2 LEVEL 2 A1-3 LEVEL 3-5 A1-4 LEVEL 6 A1-5 LEVEL 7 A1-6 LEVEL 8 A1-7 TOWER FLOORS 9-16 A1-8 TOWER PENTHOUSE 20 A1-9 PENTHOUSE A2-1 STONE ARCH BRIDGE A2-2 SE 2ND STREET & CENTRAL AVE A2-3 UNIVERSITY AVE & CENTRAL AVE A2-4 SE 4TH ST & SE 2ND AVE A2-5 SE 4TH ST & SE 3RD AVE A2-6 UNIVERSITY AVE & SE 4TH AVE A2-7 AERIAL LOOKING NORTH A2-8 2ND ST SE STREETSCAPE A2-9 AERIAL LOOKING SOUTH A2-10 2ND AVE SE STREETSCAPE A3-0 BUILDING ELEVATIONS A3-1 BUILDING ELEVATIONS A3-2 BUILDING ELEVATIONS A3-3 BUILDING ELEVATIONS A3-4 BUILDING ELEVATIONS A3-10 BUILDING SECTIONS A3-11 BUILDING SECTIONS The applicant is Doran CSM SE I, LLC that purchased the subject site in April of 2017. The subject site is comprised of 4 parcels located at 200 University Ave SE (PID# - 2302924130039), 215 2 nd St. SE (PID # 2302924130037), 223 3 rd Ave. SE (PID # 2302924130038), and 229 2 nd St SE (PID # 2302924130040). Combined the site is 2.54 Acres. The site is currently zoned I -1 and included within the University and Industrial Living Overlay District. The site is guided within the Minneapolis Plan for Sustainable Growth as Transitional Industrial and is within the East Hennepin Activity Center. The site also lies between the Downtown Minneapolis and University of Minnesota Grown Centers of the same Minneapolis Plan for Sustainable Growth Center. In addition, the site is guided for High Density Residential within the Marcy Holmes Neighborhood Master Plan and located within the St. Anthony Historical District. The applicant is seeking a Conditional Use Permit for a Planned Unit Development as allowed under the Industrial Living Overlay District. The site is comprised of a surface parking lot containing 394 parking stalls. Currently, the proposed plan is for the construction of 359 apartment homes and 440 parking stalls. The 440 parking stalls are located on 2 levels, one below grade and one at grade. Entrances to the garage are located off of 2 nd Ave. and 3 rd Ave. There are 13 townhome units that wrap the grade level garage keeping it hidden from view. These townhomes also provide direct access to the sidewalks adding to the vitality of the neighborhood. Above the townhomes there are 139 apartment homes within a 5-story structure and 207 apartment homes within a 20-story structure. He design proposes 2 buildings of different heights to provide some visual relief rather than one 6 story building. In addition, the 20-story tower was placed on the site to maximize sun within the courtyard, anchor the development to the corner University Ave., and mitigate any sightlines to the adjacent high-rise buildings in the neighborhood. The façade of the taller building was reduced, so that it only fronts two thirds of University Ave. The apartment homes will be a mix of studio alcove, 1 bedroom, 2 bedrooms, and 3 bedroom units mixed throughout the 2 residential buildings. With 440 parking stalls and 575 bedrooms the requirements of the University Overlay District for parking and bicycle parking will be met within the project 2 bicycle storage areas. The project will also include 15,000 16,000 square feet of indoor amenity space and nearly an acre of outdoor amenity space. The indoor amenity space will consist of: fitness center, group fitness with adjacent kid s zone, indoor spa, sauna, game room, coffee bar, theater room, entertainment suites, community room, rooftop community room, sky deck, two bike storage areas with repair stations, and more. The outdoor amenity space will include; outdoor pool, outdoor spa, multiple grilling stations, putting green, bocce ball courts, fire pits, multiple gathering spaces, and 2 private pocket parks at grade level. The landscaping will create a pedestrian friendly, interesting, walkable sidewalk with over story trees and plantings of various color, scale and texture. The development will enhance the livability of the area by replacing a parking lot with an active townhome living streetscape, vibrant with patios and activity. The development will have park like, private landscaped features for visual interest along University Avenue. The block development consists of multiple building to create a sense of scale and place in keeping with the historic area. The development will consist of diverse buildings with varying materials, ranging from more historic color and scale to buildings with more contemporary building materials. The building materials along 2 nd Street S.E. relate to the historic structures in the area. The buildings on the East and North are more contemporary to create a diverse block development. The elevations have a maximum of 3 materials per elevation with the side and rear elevations of similar materials. Base building materials are brick and stone with secondary metal panel materials at the upper part of the buildings. Secondary materials occur in the recesses of the building. The elevations have a combination of Class 1 materials of brick and stone exceeding 60% of the elevation and less than 40% Class 2 material of metal panel. The exterior building materials follow the Minneapolis Zoning Code Text Amendment guidelines. CONSTRUCTION TYPE TYPE IA, IIIB AND VA (WITH AUTOMATIC SPRKINLER SYSERM PER 2015 MNSBC - CHAPTER 9) 6/5/2017 3:03:46 PM GENERAL MILLS 215 SECOND ST SE, MINNEAPOLIS, MN COVER SHEET T0-0